| Before a buyer considers your home seriously, | | | | projects do not return 100% of their cost in |
| it must meet his needs in a variety of ways. | | | | the sales price. For the average home, it |
| It must be a suitable commuting distance, | | | | does not pay to move walls, tear out |
| neighborhood, design style, floorplan, size, | | | | cabinets, re-do kitchens and bathrooms, or |
| number of bedrooms, etc. If all or most of | | | | add rooms, in order to sell. There is a fine |
| these needs are met, the buyer will begin to | | | | line between remodeling and making repairs. |
| move in the direction of making a purchase | | | | You will need to draw this line. Here are |
| decision. The purchase decision is a both an | | | | some decisions you may need to |
| emotional and intellectual response, founded | | | | consider:Countertops are outdated or wrong |
| on a level of trust in your home. So, it is | | | | color: It may be worth it to replace the |
| logical that in marketing your home your goal | | | | countertops if other components of the house |
| should be to enable the buyer to build trust | | | | are acceptable. An attractive countertop can |
| in your home as quickly as possible. One way | | | | transform the kitchen, and the kitchen has a |
| to do this is to address both surface and | | | | significant impact on the value of your |
| hidden repair issues before putting your home | | | | home.Carpet is worn, outdated or wrong color: |
| on the market. A few small clues, such as | | | | This improvement is almost always worth |
| torn carpet or leaky faucet, will create a | | | | doing. Sometimes sellers ask us if they |
| feeling that your house is not well cared | | | | should give an allowance for carpet, and let |
| for. Once the buyer has spotted a few | | | | the buyer choose. Do not worry about whether |
| defects, he will be on the lookout for more. | | | | the buyer will like your selection. Just |
| If the finishes in your home are in good | | | | choose a neutral shade, and make the change. |
| condition, buyers will assume that the | | | | New carpet makes everything else look |
| mechanical and structural systems are well | | | | better.Walls need complete or touch up |
| maintained also.Make a Complete List Remember | | | | paint:This is a must do! Clean walls are |
| that potential buyers and their real estate | | | | crucial to a winning presentation of your |
| agents do not have the warm personal memories | | | | home. This includes baseboards and trim. On |
| and familiarity that you have with your home. | | | | the walls you should use neutral colors, such |
| They will view it with a critical and | | | | as cream, sage green, beige/yellow, gray |
| discerning eye. Anticipate their concerns | | | | blue. Stark white, primary colors and dark |
| before they ever see your home. You may look | | | | colors do not contribute as much market |
| at the leaky faucet and think of a $10 part | | | | value, and may be a negative factor.Texture |
| at Home Depot. The buyer thinks of a $100 | | | | on walls is poorly done, or there is heavy |
| plumbing bill. Begin by walking through each | | | | "popcorn" texture on the ceiling: A clean, |
| room and considering how buyers are going to | | | | simple texture under paint can improve the |
| feel about what they see. Make a complete | | | | presentation of your home. On the other hand, |
| list of needed repairs. Hire a handyman, if | | | | if there is much updating needed in other |
| you need one, to fix the items in a few days. | | | | areas, it does not make sense to target this |
| It will be more efficient to have them all | | | | item.Wallpaper is outdated or torn: This may |
| done at once. Some clients choose to market | | | | need to be removed and the walls painted. |
| their houses as a fixer-uppers. Of course, | | | | However, if the home needs a good deal of |
| there are handy buyers out there who are not | | | | additional updating, then wallpaper should be |
| afraid of repairs, but they expect to profit | | | | left as is. Bathroom caulking or grout is |
| from this, substantially above the cost of | | | | dirty: Put this on the must do list. Old or |
| labor and materials. When a house needs | | | | darkened caulking is a turn-off to buyers. It |
| obvious repairs, buyers always assume there | | | | is easily replaced.There are drainage |
| are more problems than meet the eye. It is in | | | | problems, or leaks in the plumbing or roof: |
| your best interest to get minor repairs fixed | | | | This is a must fix! Be careful that you |
| before marketing your home. Your house will | | | | correct the source of the problem, use |
| bring a higher price and sell faster.Get an | | | | professional help to check for mold, and |
| Inspection Often sellers have their home | | | | fully disclose the repair. Make sure your |
| inspected by a professional inspector before | | | | contractor gives a warranty that can be |
| putting it on the market. This is an | | | | passed on to the buyer, but avoid giving a |
| excellent way to discover unknown repair | | | | personal guarantee of the repair.There are |
| issues that may come up later on the buyer's | | | | sheetrock holes, missing trim, torn vinyl, |
| inspection report. By getting this done | | | | broken windows, rotten wood or malfunctioning |
| early, you will be able to address the items | | | | equipment:These are all repair issues that |
| on your own time, without the involvement of | | | | should be addressed. Homes sell for more that |
| a prospective buyer. There will almost | | | | show a reasonable level of maintenance.Shrubs |
| certainly be some items that you choose to | | | | are overgrown and flower beds are bare or |
| not repair. For example, building code | | | | weedy: This is one of the most cost effective |
| requirements change over the years. As a | | | | changes you can make. Mow and edge the lawn. |
| result, you may not meet code for certain | | | | Add inexpensive mulch to flower beds. Add a |
| items, such as handrail height, spacing | | | | new doormat and pots of blooming plants to |
| between balusters, stair dimensions, single | | | | the porch. Cut back overgrown shrubs or |
| glazed windows, and other items. You may | | | | remove them altogether. Large, woody shrubs |
| elect to leave items such as these as they | | | | can be a detraction to your home, especially |
| are, and that is OK. You should note on the | | | | if they cover windows.Gutters need cleaning |
| inspection report which items you have | | | | and trees rub against the roof:These are |
| repaired, and which are being left as is, and | | | | items that comes up frequently on buyers' |
| attach it to your Seller's Disclosure. It is | | | | inspection reports. Make sure your tree limbs |
| a good idea to also attach repair receipts to | | | | do not touch the roof.Heat/AC, Plumbing and |
| the report if you have used a contractor for | | | | Electrical systems: All of these systems need |
| some of the items. A professional inspection | | | | routine maintenance. It would be a good idea |
| report answers buyers questions early, | | | | to have the heat/AC system serviced and |
| creates a higher level of trust in your home | | | | filters changed. Check for plumbing leaks, |
| and reduces re-negotiations after | | | | toilets that rock, corroded valves on the hot |
| contract.Offer a Service Contract The home | | | | water heater and other plumbing problems. |
| service contract (also called home warranty) | | | | Replace burned out bulbs and electrical |
| covers the cost of certain repairs to | | | | fixtures that do not work. Check your |
| mechanical, plumbing and electrical systems | | | | sprinkler system and pool equipment for |
| and appliances during the buyer's first year | | | | little problems.Make Needed RepairsAs you |
| of ownership. The cost of the policy is about | | | | prepare your home for sale, your first step |
| $350, but may be more if a pool or other | | | | should be to make needed repairs. By making |
| items are added. The fee is paid to a third | | | | repairs you will answer buyers questions |
| party warranty company, who provides repair | | | | early, build trust in your home more quickly, |
| services for the buyers during their first | | | | and proceed through the closing process with |
| year of ownership. These policies help to | | | | fewer surprises. Your home will appeal to |
| reduce the number of disputes about the | | | | more buyers, sell faster and bring a higher |
| condition of the property after the sale. | | | | price.Roselind Hejl, CRS, is a Realtor with |
| They protect the interests of both buyer and | | | | Coldwell Banker United in Austin, Texas. Her |
| seller.Should You Remodel? Often clients ask | | | | website: Austin Texas Real Estate Guide |
| us if they should remodel their house for | | | | offers homes for sale, search MLS, buyer and |
| sale. I believe the answer to this is no - | | | | seller guides. "Let Roselind help you make |
| major improvements do not make sense when | | | | your move to Austin. |
| selling a home. Studies show that remodeling | | | | |